Any way you look at it, the cost to build an ADU is cheaper than the cost per square foot it costs to buy any existing property in LA (SFR, duplex, etc) plus you get brand new built space rather than on the 'old' space of an existing property. 

I am looking to do a variation of the Turnkey process which I would work with a project/ property management company to manage a light cosmetic rehab to build some equity in the deal and purchase the property on a discount.

A laundry premium sounds like it will leave a bad taste.Either way, my tenant laundry equipment has no lights or touch buttons or f ing lid locks. 

I am looking to do a variation of the Turnkey process which I would work with a project/ property management company to manage a light cosmetic rehab to build some equity in the deal and purchase the property on a discount.

Since I can see "the light at the end of the tunnel", 9 months of focus is feasible, however he rather get started investing now, with the notion that if we did 2 flips, he and I could make enough potentially to pay off said debt.Thoughts/advice welcome.

But, I’m curious as to if I’m looking to brrrr out, if there are possibilities if the property only shows a short history or brand new lease.

They're not that expensive and I think are worth a bit more than the cheapest non branded faucets out there...

A water heater will often last 9-12 years, I saw one yesterday at an inspection that was 24 and still cranking.Also consider non mechnaicals like floors, light fixtures and interior doors and trim, kitchen cabinets etc..

Hey BP, I'm brand new to the real estate world. 

However, just before the tenant moved into the property our PM discovered the brand new water heater we just installed had been stolen (there is outside access to the utility room and even though there is a metal security door they had ripped it off).